Sell My House Fast in Westchester, FL: We Buy Houses for Cash

All About Real Estate LLC buys houses and other property in Westchester for cash, as-is. We are a direct buyer, not a listing agent: there are no showings, no repairs and no commissions. We usually send a written offer within 24 hours and can close in as little as 7 days, or on the date that works for you. We buy single-family homes, townhomes, condos, duplexes through fourplexes and apartment buildings, vacant lots and land, mobile homes on land the owner owns, and commercial property, anywhere in Westchester and the rest of Miami-Dade County. Condition doesn’t matter. Call or text (786) 753-8500.

All About Real Estate team in front of a renovated South Florida home

Situations we help Westchester owners with

  • Code enforcement fines and liens. Westchester is unincorporated (a census-designated place with a 2020 census population of 56,384), so there is no city code enforcement and Miami-Dade County handles property violations under Chapter 8CC of the County Code. The County issues civil violation notices, and the Clerk of the Court and Comptroller’s Code Enforcement Division runs the hearings, where an appointed Hearing Officer hears contested violations and appeals in a quasi-judicial hearing. The Clerk’s page lists hearings at 9:00 a.m. Eastern, in person at the Stephen P. Clarke Center (111 N.W. 1st St, 6th Floor, Miami), the Herbert S. Saffir Permitting and Inspection Center (11805 S.W. 26th St, Room NC) or the South Dade Government Center (10710 S.W. 211 St, Room 104, Cutler Bay), or remotely by Zoom, and you must register in advance. An appeal must be filed within 20 days of receiving the citation (cocceappeal@miamidade.gov), and the Clerk’s page showed no property-violation hearing dates when we checked, so confirm your hearing date on your notice. The Clerk’s office is at (305) 275-1155 and payments at (786) 469-2900. The County’s Regulatory and Economic Resources Lien Section recovers civil penalties and costs from enforcement of the Miami-Dade County Code, and under Section 8CC-7(b) of the County code a recorded order is a lien against the land where the violation exists. The Lien and Collection Section is at (786) 315-2777, and the County issues lien payoff (estoppel) letters for a fee of $80.03 per folio, with up to three business days of processing after payment. The civil penalty is the amount printed on your notice, because Chapter 8CC sets penalties violation by violation and we did not find a single county-wide daily cap, and a guilty finding adds a $75 hearing administrative cost. Under the County’s Implementing Order 2-5 (effective December 22, 2023), a Hearing Officer can assess continuing penalties when a violation is not corrected or a penalty goes unpaid, and the Hearing Officer cannot change the daily amount set in Chapter 8CC. If a violator does not respond to a Notice of Intent to Lien by correcting the violation, paying or signing a settlement, a lien is recorded in the Official Records, and a lien on real property still unpaid one year after recording may be referred to the County Attorney for foreclosure on non-homestead property. State law (s. 162.09) caps code board fines at $250 a day for a first violation, $500 a day for a repeat violation and $5,000 for an irreparable violation, or up to $1,000, $5,000 and $15,000 where a county or city of 50,000 or more adopts higher caps, but those caps govern the separate chapter 162 process and we did not confirm they apply to Chapter 8CC penalties. A lien cannot be foreclosed on homestead property. We pay liens from the sale proceeds at closing.
  • Foreclosure. In Miami-Dade County, the Clerk of the Court and Comptroller holds foreclosure sales online at miamidade.realforeclose.com, and bidders must register on that site first. A Clerk’s sale notice for a May 2026 sale set a 9:00 a.m. start, with the property sold to the highest bidder for cash online. Under Florida law (s. 45.031) the winning bidder must post a deposit of 5% of the final bid at the time of the sale, and the County’s foreclosure flowchart lists the same 5% deposit. The Clerk’s page says the sale is complete once full payment of the bid is timely received, but neither the Clerk’s pages nor the statute (which says only ‘the prescribed period’) give the balance deadline in hours or days, so confirm it in the sale instructions or with the Clerk’s Foreclosure Unit at (305) 275-1155. If final payment is not made in time, the clerk must readvertise the sale. Selling before the sale date can protect the equity you have left.
  • Behind on property taxes. Miami-Dade County tax deed sales are online auctions run by the Clerk of the Court and Comptroller at miamidade.realforeclose.com, and bidders must register on the Clerk’s site first. The Clerk’s Administrative Order 13-05 says electronic sales begin at 2:00 p.m. Eastern Monday through Friday, and an August 2026 third-party listing also showed a 2:00 p.m. start. Under Florida law (s. 197.542) the high bidder pays a nonrefundable deposit of 5% of the bid or $200, whichever is greater, at the time of sale, and if full payment (the bid, documentary stamp tax and recording fees) is not made within 24 hours, excluding weekends and legal holidays, the clerk cancels the bids and readvertises the sale. A tax deed sale can wipe out your ownership, so selling first can protect your equity.
  • HOA assessments and violations. If your home is in an association, Florida law (s. 720.3085) lets an association with the right in its governing documents hold a lien for unpaid assessments. It must give 45 days’ written notice before recording it and can foreclose after a further 45-day notice. A new owner can be jointly liable with the prior owner for assessments owed before the transfer, so a sale needs to clear that balance. If the home is rented, the association can demand rent from the tenant until the debt is paid. We handle the payoff from the sale proceeds.
  • Inherited and probate homes. We can buy while probate is open and work with your attorney.
  • Rentals and problem tenants. We buy tenant-occupied homes and homes with holdover occupants; you do not have to evict first.
  • Hoarder houses, fire damage, unpermitted work. We buy them as they are.

The Westchester market and your cash offer

Redfin reports a median sale price of $690K in Westchester for the three months ending August 2026, down 4.6% from the same period a year earlier, with 92 homes sold in August 2026 (Redfin, retrieved Nov 3, 2026). A cash sale skips the repairs, inspections, appraisal and financing delays. Your offer is based on what similar Westchester homes sell for after repairs, minus the actual repair cost. We walk you through the numbers.

What we buy and how it works

What we buy. All residential and commercial property: single-family homes, townhomes, condos, multifamily (duplexes, triplexes, fourplexes and apartment buildings), mobile homes on land you own (not in land-lease parks), vacant lots and land, and commercial property (retail, office, industrial and mixed-use), as-is, in any condition. That includes the hard ones: code violations and liens, foreclosure, probate and inherited property, hostile holdover occupants, hoarder houses, and sinkhole, storm or flood damage.

How it works. 1) Tell us about the property online or call (786) 753-8500. 2) We look at it with you, in person or by video, and make a written cash offer, usually within 24 hours. 3) You pick the closing date: as soon as 7 days, or later if you need time. We pay the standard seller closing costs, and you pay no commissions. We buy directly; in some sales we close alongside a partner investor, but you sign one contract with us and get one closing date either way.

Get your cash offer: fill out the form below or call (786) 753-8500

Westchester FAQ

Do you buy houses in all Westchester neighborhoods? Yes. We buy throughout Westchester and the rest of Miami-Dade County, in any condition, including homes in HOA communities.

Can I sell my Westchester house with a code enforcement lien? Yes. We check the county records, and we pay liens from the sale proceeds at closing. Call (786) 753-8500 and we will go over your situation. This is general information, not legal advice.

How fast can you close? We usually make an offer within 24 hours and can close in as little as 7 days, or later if you need time.

Do I have to make repairs or clean out the house? No. We buy as-is, and you can leave unwanted belongings behind.

Are you a real estate agent? No. All About Real Estate LLC buys property directly as a principal. We are not a real estate brokerage, and there are no commissions.

Sources (checked Nov 2, 2026): Redfin, Westchester, FL housing market; Miami-Dade RER, Lien Services; Miami-Dade Clerk of the Court and Comptroller, Code Enforcement; Miami-Dade Clerk, Hearing Officer opening statement for continuing penalties; Miami-Dade County, Implementing Order 2-5; Florida Statutes s. 162.09; Miami-Dade Clerk, Mortgage Foreclosures; Miami-Dade Clerk, homeowner foreclosure brochure CLK/CT 940 Rev. 06/24; Florida Statutes s. 45.031; Miami-Dade County, Mortgage foreclosure process flowchart; Notice Registry, Miami-Dade foreclosure sale notice; Tax Sale Resources, Miami-Dade foreclosure auction listing; Miami-Dade Clerk, Property Tax Deeds; Miami-Dade Clerk, Administrative Order 13-05, Electronic Tax Deed Sales Procedures; Florida Statutes s. 197.542; Tax Sale Resources, Miami-Dade tax deed auction listing; Wikipedia, List of census-designated places in Florida; Florida Statutes s. 720.3085

More areas we buy near Westchester: Miami-Dade County · Miami Springs · Kendall · Pinecrest · Miami Shores · We buy houses across Florida